Chapter 18.120
MASTER PLANNED COMMUNITY

Sections:

18.120.010    Master planned community – Purpose.

18.120.015    Definitions.

18.120.020    Master planned community – Criteria.

18.120.030    Master planned community – Application requirements.

18.120.040    Master planned community – Review process.

18.120.050    Master planned community project approval – Expiration – Extension vesting.

18.120.060    Master planned community project approval – Criteria.

18.120.070    Master planned community standards – Permitted uses and densities.

18.120.080    Master planned community – Development standards.

18.120.090    Master planned community – Standards altered by amenity incentives.

18.120.010 Master planned community – Purpose.

The purposes of the application for a master planned community are:

A. To implement the City’s subarea plan for Summit Place and the joint plan for Summit Place during such time as the joint plan is effective;

B. To provide a means for master planning of development that will occur in phases;

C. To encourage alternative, innovative forms of development, building design and imaginative site layout in order to, for example, preserve significant desirable features of the existing natural environment, promote walkability, encourage recreation, and promote community identity through design;

D. To utilize development techniques and methods that reduce impacts on the environment, promote better environmental health, and reduce energy consumption by encouraging the use of green building through LEED (Leadership in Energy and Environmental Design) and low impact development;

E. Provide public facilities needed as a result of the project’s impacts or as part of the amenity program according to a phasing plan so that such facilities are available to the use of the public when each phase is completed;

F. To promote economic development and job creation in the City;

G. To create vibrant mixed-use neighborhoods, with a balance of housing, employment, civic and recreational opportunities;

H. To protect surface and groundwater quality both on site and downstream, through the use of innovative, low-impact design technologies and regional stormwater management facilities; and

I. To implement a coordinated multi-modal transportation system, including sidewalks, trails and other pedestrian-oriented facilities, bicycle paths, and transit facilities, which provide various transportation options within the master planned community and which promote transportation connectivity City-wide. (Ord. O-11-439 § 1).

18.120.015 Definitions.

A. “Implementing development permit (IDP)” means a land use approval other than MPC project approval, such as a subdivision, short plat, binding site plan, design review application, boundary line adjustments, construction permits or other type of application as listed under Process 1, 2 and 3 in MVMC 18.100.040(A) for which a permit is issued as part of the application approval process.

B. “Joint plan” means the joint plan for Summit Place as reflected in the “Interlocal Agreement between King County and the City of Maple Valley Adopting the Joint Plan for Summit Place,” effective date June 30, 2010.

C. “MPC project approval” means approval of an application for a master planned community. MPC project approval is a Process 3 land use approval. MPC project approval does not authorize any construction, clearing or grading, or subdivision of land.

D. “MPC” means master planned community.

E. “SEPA” means the State Environmental Policy Act.

F. “Unified design” means physical design of land uses and infrastructure with pedestrian-scaled streetscapes, buildings, plazas and open spaces. The unified design will maintain similar and complementary design elements and scale throughout the site or development area. These design elements include, but are not limited to: light standards, outdoor pedestrian furniture, street and business signage, decorative pavement markings, landscaping, and building design elements and colors. To be considered unified design, the design elements should be of a similar nature throughout an area large enough to convey a distinct sense of place or identity. (Ord. O-11-439 § 1).

18.120.020 Master planned community – Criteria.

A. To achieve the purposes of this chapter, the MPC application must include all the acreage within the designated MPC zone.

B. An application for MPC project approval may be submitted during any period of time in which the joint plan is effective. (Ord. O-11-439 § 1).

18.120.030 Master planned community – Application requirements.

A. Application Requirements. A complete application for MPC project approval shall include all of the information and documents set forth in this section.

1. A set of master plan drawings, drawn at a scale as determined by the director, showing:

a. Proposed open space, parks, recreation areas, trail networks, wildlife corridors, perimeter buffers, and the intended public or private ownership and acreage for each area;

b. Existing environmentally sensitive areas and their buffers, together with the reports, surveys and/or delineations used to identify their locations;

c. A conceptual tree preservation and planting plan consistent with MVMC 18.40.130(J);

d. Proposed locations and cross-sections of all streets (excluding cul-de-sacs or streets serving fewer than 50 residential units (see MVMC 12.10.140)), sidewalks, bicycle lanes, and trails;

e. Proposed sites for public facilities required to serve the development, or otherwise provided pursuant to the amenity schedule set forth in MVMC 18.120.090;

f. Conceptual public utility plans (sewer, water, stormwater) and private drainage facilities;

g. Locations, acreages, unit counts (measured by square feet for nonresidential and by dwelling unit for residential), densities, and building types (e.g., single-family detached, single-family attached, low-rise multifamily structure, mixed-use structure) of proposed residential and nonresidential development, consistent with MVMC 18.120.070;

h. Proposed amenity incentive plan with narrative and maps indicating which amenities from the schedule in MVMC 18.120.090 will be provided, including the applicant’s assessment of how many bonus dwelling units should be earned for each amenity provided;

i. Proposed sites for any park and ride or other public transit facilities, including the number of parking stalls for such facilities;

j. Location of any existing easements on the property; and

k. Identification of areas that will be protected from development by the requirements of Chapter 18.60 MVMC.

2. A map, drawn at a scale as determined by the director, showing property boundaries and existing topography (at five-foot contour intervals, but at two-foot contour intervals for landslide or slope hazard areas), areas of vegetation by type, other natural features, and existing structures.

3. A legal description of the property, together with a title report no more than 30 days old, disclosing all lien holders and owners of record.

4. A proposed phasing plan and development time schedule showing anticipated timeline for submission for implementing development permit(s), regardless of intended ownership, for all development within the MPC, including but not limited to housing, stormwater systems, sanitary sewer facilities, public water facilities, public and private roads, trails, commercial areas, schools, recreational facilities, open space and any amenities to be provided, including any off-site improvements that will serve the property.

5. A completed SEPA environmental checklist. If the City and the applicant have agreed that an environmental impact statement will be prepared for the proposal, a checklist shall not be required.

6. A comprehensive analysis that estimates the fiscal impacts of the proposed MPC upon the City during the various stages of permit review, development, and occupancy. The fiscal impact analysis shall be used, in part, to assist the City in its planning and budget forecasting so that personnel and service needs can be anticipated well enough in advance to maintain appropriate levels of service. At the applicant’s option, the fiscal impact analysis can be performed in conjunction with an EIS. The fiscal impact analysis shall not otherwise be used to condition or deny the application.

7. A narrative description and illustrations of the MPC planning/design concept, demonstrating how the proposed MPC is consistent with the Summit Place subarea plan, other applicable policies, and the development standards in MVMC 18.120.080(B).

8. Consistent with subsection (A)(1)(d) of this section, a plan showing the location and alignment of all proposed streets and trails including any proposed connections and intersections with existing streets and trails on property outside of the MPC property boundaries. Proposed cross-sections of all street and trail types, including landscaping, pedestrian and bicycle facilities, and any other proposed improvements within the right-of-way or trail corridors must be shown. To the extent that the applicant is seeking departure from the City’s street standards, the applicant should be aware that it will be required to apply for an application for a variance pursuant to MVMC 12.10.085 when submitting an implementing development permit.

a. A narrative description and illustrations of how street alignments and land uses in the proposed MPC will transition, coordinate and/or integrate with existing adjacent development.

9. A list of all property owners of record within 500 feet of the exterior boundary of any property proposed to be included within the MPC. The applicant shall update the list as required to ensure that current owners are being notified prior to each proposed public meeting or required public mailing.

10. A narrative description of the proposed maintenance program for all lands and facilities required to be shown on the master plan drawings by subsection (A)(1)(a) of this section.

11. A narrative description of a proposed water conservation and critical aquifer recharge area protection plan for the MPC. At the time of submission of implementing development permit(s) such plan shall be coordinated with the water service provider and meet the requirements for special studies pursuant to MVMC 18.60.120 and 18.60.130 and must address the restrictions and regulations contained in MVMC 18.60.255.

12. A description of any interim mineral (or other resource) extraction operations existing or proposed within the MPC, including the timing and phasing of any proposed reclamation of the land for subsequent proposed uses.

13. Proof of proper notice for the public information meeting.

14. A narrative description, with reference to the drawings required by subsection (A)(1)(a) of this section, of how the proposal will comply with Chapter 18.60 MVMC.

15. For commercial and multifamily designated areas, a conceptual plan identifying building footprint areas, parking, access, pedestrian connections, public plazas, and other similar attributes.

16. Proposed floor area ratios (FAR) for nonresidential areas.

17. A plan showing the location of and narrative description of, with associated tables for, all proposed commercial square footage (including office) identifying the square footage for each type of proposed commercial use and the corresponding ITE manual code for each type of proposed commercial use.

18. A narrative description, with associated tables, showing the following dwelling unit counts:

a. The total proposed dwelling unit yield for the entire MPC;

b. The sub-total of proposed dwelling units for each area and phase of the MPC;

c. The sub-total of proposed dwelling units by type of structure (e.g., single-family detached, low-rise multifamily, etc.) for each area and phase of the MPC;

d. The number of proposed transferable development rights that would be transferred from sending sites to obtain the total proposed unit yield; and

e. The number of proposed non-TDR bonus dwelling units that would need to be earned pursuant to MVMC 18.120.090 to obtain the total proposed unit yield, including a listing of the bonus dwelling units proposed for each type of amenity to be provided.

B. The applicant shall pay all costs incurred by the City associated with processing the MPC application, pursuant to Chapter 16.10 MVMC. (Ord. O-11-439 § 1).

18.120.040 Master planned community – Review process.

A. MPC Project Approval Required. MPC project approval shall be required for every MPC.

B. Process Type – Consolidated Review. An MPC application shall be reviewed using the procedures for a Process 3 application as described in MVMC 18.100.150. See MVMC 18.120.015(C). Consolidation of an implementing development permit application submitted concurrently with an MPC project approval application may be allowed by the Director pursuant to MVMC 18.100.030(C) where feasible but may require the applicant to waive, in writing, the requirements of MVMC 18.100.120(A) and (B). Where consolidated review of an MPC application and an implementing development permit is determined to be feasible, all reviews and decisions shall be subject to the requirements for Process 3 applications. All costs associated with City review of an implementing development permit shall be assessed pursuant to Chapter 16.10 MVMC. An implementing development permit application that is submitted concurrently with an MPC application shall not be approved until after the MPC project approval is obtained.

1. Implementing Development Permit Applications. Implementing development permit applications include, but are not limited to: subdivisions, short plat, binding site plans, boundary line adjustments, design review, and construction-related permits. See MVMC 18.120.015(A). Applications for engineering review and other construction-related applications may be submitted after the applicant has received MPC project approval and, where applicable, after an implementing development permit has been approved. An implementing development permit application that is submitted concurrently with an MPC application shall not be approved until after the MPC project approval is obtained.

C. An environmental impact statement (EIS) may be prepared for purposes of reviewing an MPC application and for any implementing development permit applications that are consolidated with an MPC application. Implementing development permit applications that are not consolidated with the MPC application may be subject to independent environmental review as a separate “action” under Chapter 43.21C RCW; may require a supplemental EIS if an EIS was prepared for purposes of MPC project approval, or may be reviewed as a “planned action.” The City may process environmental review as a “planned action” pursuant to WAC 197-11-164, provided an adopted ordinance provides for planned action in accordance with WAC 197-11-167 and 197-11-168. Applicants should consult with the Community Development Director as to the applicable environmental review prior to submitting an application. (Ord. O-11-439 § 1).

18.120.050 Master planned community project approval – Expiration – Extension vesting.

A. MPC project approval shall be valid for a period of 10 years from the date of approval and subsequent implementing development permits shall be evaluated under the development regulations and standards that were in effect at the time of MPC project approval. One two-year extension to MPC project approval shall be granted by the Community Development Director if at the time the extension request is submitted, which must be at least 45 days prior to the expiration of MPC project approval, all infrastructure is complete and at least 50 percent of the building permits, with respect to the entire build-out contained in the MPC project approval, have been applied for. No later than 45 days prior to the expiration of any such two-year extension, the applicant may request an additional three-year extension.

B. Development regulations and standards adopted after the MPC project approval that differ from those that were in effect at the time of MPC project approval shall apply to implementing development permits only where necessary to address imminent public health and safety standards, or where the implementing development permit requires the assessment of impact fees or the application of stormwater regulations or building codes. Implementing development permits, where applicable, shall be subject to the impact fees, stormwater regulations, and building codes in effect at the time a complete application is submitted. (Ord. O-11-468 § 1; Ord. O-11-439 § 1).

18.120.060 Master planned community project approval – Criteria.

The decision whether to approve an MPC shall be based upon the following review criteria:

A. The MPC application must demonstrate compliance with the policies of the comprehensive plan and Summit Place subarea plan, and the Summit Place joint plan.

B. The proposal shall demonstrate consistency with all applicable development regulations or, where departures from the regulations are proposed, shall satisfy the criteria for approving such departures as set forth in MVMC 18.120.080. If departure from a particular development regulation is not expressly authorized by MVMC 18.120.080, then departure from that regulation shall not be allowed. In the case of a conflict between a specific development regulation set forth in this chapter and another development regulation located in a different chapter, the specific development regulations of this chapter shall control.

C. Significant adverse environmental impacts as identified through the State Environmental Policy Act (SEPA) review process shall be appropriately mitigated.

D. Where an MPC is proposed to be constructed in phases, a phasing plan and timeline shall show that public infrastructure and public amenities are provided in a timely manner as follows:

1. The phasing plan shall demonstrate the ability to ensure that all required public infrastructure and public amenities for a given phase are constructed and dedicated (if applicable) prior to the occupancy of any residential or commercial structure for that phase.

2. The bonus dwelling units proposed for a given phase must demonstrate that the amenities provided in order to earn those bonus dwelling units are also being provided in that phase or were provided in a previously completed phase. The phasing plan shall demonstrate that an amenity to be provided in a future phase does not allow the applicant to build bonus dwelling units in an earlier phase.

3. The MPC application shall demonstrate the ability to ensure adequate circulation and connectivity of trails, streets, sidewalks, and bicycle lanes throughout the MPC. The phasing plan shall demonstrate the ability to ensure that phasing does not have a negative impact upon circulation and connectivity among the various phases of the MPC and to the MPC boundaries.

4. To assure that phasing is feasible, the phasing plan shall demonstrate that the public use and interest will be served by each proposed phase of development, consistent with RCW 58.17.110, MVMC 18.90.030 and all similar applicable codes.

5. As part of the phasing plan, the MPC shall demonstrate that open space and recreation areas will be provided in each phase of the MPC to serve the residents/occupants of that phase at the level of service required under MVMC 18.40.080.

E. Demonstrate adequate provisions for water and sewer availability.

F. Demonstrate adequate provisions for public health and safety (fire and emergency services and police), and schools.

G. Demonstrate the ability to provide adequate recreation and open space consistent with MVMC 18.40.080 and the comprehensive plan parks and recreation element.

H. Demonstrate the ability to meet the requirements of adopted road standards.

I. Demonstrate the ability to meet the requirements of the adopted surface water management regulations.

J. Demonstrate the ability to meet the development standards contained in MVMC 18.120.070. Where an application includes a request for bonus dwelling units, the proposal must demonstrate the ability to meet the requirements of MVMC 18.120.090. (Ord. O-11-439 § 1).

18.120.070 Master planned community standards – Permitted uses and densities.

A. The MPC shall include a mix of residential and nonresidential uses as allowed by the permitted use tables in Chapter 18.30 MVMC. If the applicant is proposing a use not allowed, then the application may only be approved if the applicant first obtains a text amendment that makes the use allowable. An application that relies on a proposed text amendment will be determined to be technically incomplete pursuant to MVMC 18.100.100.

B. The base residential dwelling unit yield within the MPC shall be no more than 1,060 dwelling units, inclusive of accessory dwelling units, as established in the Summit Place subarea plan. Up to 630 additional bonus dwelling units may be earned through the provision of amenities under MVMC 18.120.090. The maximum residential dwelling unit yield within the MPC shall not exceed 1,690 dwelling units as established by the subarea plan for Summit Place.

C. No more than 380,000 square feet of commercial and office uses shall be allowed within the MPC. The 380,000-square-foot limitation shall be allocated as follows:

1. Commercial uses consistent with MVMC 18.30.040 permitted use tables: up to 300,000 square feet may be allowed; provided, that no more than 20,000 square feet are allowed south of the BPA transmission line easements;

2. Up to 80,000 additional square feet of office space may be allowed provided it is located north of the BPA transmission line easement.

D. Perimeter Landscape Buffers.

1. The applicant must demonstrate the ability to provide a Type I landscape buffer as defined in MVMC 18.40.130 of at least 20 feet in width along the perimeter of the MPC boundary wherever:

a. The applicant proposes to locate a use other than that allowed within a single-family residential zone; and

b. Such use is within 50 feet of the MPC boundary; and

c. Adjacent to a single-family or PUB zoning district not separated from the MPC site by a public right-of-way.

2. The applicant must demonstrate the ability to provide a Type III landscape buffer of at least 10 feet in width along the perimeter of the MPC boundary wherever it abuts an existing public right-of-way.

E. At least five percent of the base dwelling units allowed within the MPC shall be contained in mixed-use structures with the dwelling units located on top of a ground floor commercial use.

F. At least five percent of the base dwelling units allowed within the MPC shall qualify as senior housing. (Ord. O-11-439 § 1).

18.120.080 Master planned community – Development standards.

A. The following standards shall apply in the MPC zoning district:

B. Table.

Development Regulation	Standards
Residential Density (measured in 10 gross acre increments)	1. There are no maximum allowed units per acre in areas north of the BPA transmission line easements.
	2. Areas south of the BPA transmission line easements shall be limited to no more than 24 units per acre including bonus dwelling units.
	3. At least 20% of the site shall be allocated to residential uses characterized by no more than 6 units per acre.
	4. At least 15% of the site shall be allocated to residential uses characterized by no more than 12 units per acre.
Building Height	No more than 35 feet within 100 feet of any abutting residential zones, otherwise 65 feet.
Building Setbacks	Building setback standards shall be proposed in the MPC application and shall comply with adopted building and fire code standards.
Parking Standards	Parking standards shall be consistent with MVMC 18.40.120; provided, that up to 30% reduction may be requested if the reduction is supported by a parking needs analysis provided by a qualified transportation consultant.
Landscaping and Tree Canopy Standards	Landscape standards shall be consistent with MVMC 18.40.130; provided, that if there is no net loss of landscape area, dimensional standards may be altered. Such alterations may not reduce dimensional standards by more than 50%.
Signage Standards	A project-wide master sign program that establishes standards for all exterior signage consistent with Chapter 18.50 MVMC.
Impervious Surfaces	The total impervious surfaces for the site shall be limited to no more than 70%.
Recreation Space	Recreation space standards shall be consistent with MVMC 18.40.080; provided:
	1. Recreation areas must be distributed throughout the site and must be easily accessible.
	2. A minimum area of 435 square feet per residential unit within areas of 8 units or fewer per acre.
	3. A minimum area of 285 square feet per residential unit within areas greater than 8 units per acre.
Design Standards	Design standards shall be consistent with MVMC 18.70.020, except that variation may occur pursuant to MVMC 18.110.025.
Critical Areas	The standards and regulations contained in Chapter 18.60 MVMC shall apply.
Surface Water	The standards and regulations contained in Chapter 14.30 MVMC shall apply.
Road Standards	The standards contained in Chapter 12.10 MVMC shall apply. Deviation from the standards is by application pursuant to MVMC 12.10.085.

C. No departure authorized under this section shall allow bonus dwelling units to be earned above the base dwelling unit yield of 1,060. Bonus dwelling units may only be earned pursuant to MVMC 18.120.090. (Ord. O-11-439 § 1).

18.120.090 Master planned community – Standards altered by amenity incentives.

A. Applicants for an MPC may earn up to 630 bonus dwelling units (d.u.), inclusive of accessory dwelling units, by providing any combination of amenities described in Table A.

B. Amenities chosen and provided by an applicant are in addition to provisions required by law, ordinance, codes or regulation, or that are required to mitigate significant, adverse environmental impacts as determined through the SEPA review process.

Table A.
 

Incentive Type	Standards	Value (# of units)
Open Space	Aesthetic and passive use	2 bonus d.u. per acre provided up to a maximum of 80 bonus d.u.
Trails	Internal circulation and external connection	2 bonus d.u. per 1/8 mile of approved trails up to a maximum of 160 bonus d.u. Trails shall comply with MVMC 12.10.370 and 18.40.080(C)(6).
Neighborhood Active Recreation	Tot lots, small playfields, sport courts	4 bonus d.u. per acre of constructed active recreation area that meets City of Maple Valley standards up to a maximum of 24 bonus d.u.
Community Active Recreation	Large playfields	8 bonus d.u. per acre of constructed playfield up to a maximum of 200 d.u. and a minimum of 16 bonus d.u.
Low Impact Development (LID)	Pervious sidewalks, bioswales, etc.	0.5 bonus d.u. per 5,000 sq. ft. up to a maximum of 40 bonus d.u. of LID facilities built to the current edition of the LID Technical Guidance Manual for Puget Sound, referenced in the City-adopted King County Surface Water Design Manual. Not including pervious asphalt in public ROWs.
Green Building	LEED, LEED NH, Built Green	0.10 bonus d.u. per d.u. built to certified LEED standards up to a maximum of 50 bonus d.u.
Unified Design Concept	Neighborhood and commercial identity and sense of place	Maximum of 25 bonus d.u. subject to an approved program.
Tree/Vegetation Retention	Retain trees and vegetation	1 bonus d.u. per 10 retained significant trees, or 25 planted significant trees up to a maximum of 100 bonus d.u.
Age-In-Place Housing/Small Housing	Universal design, detached houses < 1,500 sq. ft., cottage housing	1 bonus d.u. per cottage house provided up to a maximum of 50 bonus d.u.
Mixed Use	Building with ground floor commercial and housing above	1 bonus d.u. per 1,000 sq. ft. of ground floor commercial space with housing provided above up to a maximum of 150 bonus d.u.
Transit Supportive Infrastructure	Transit facility on Kent-Kangley Rd., other	1 bonus d.u. per 5 park and ride or transit facility parking spaces provided up to a maximum of 60 bonus d.u.
Structured Parking	Below grade, commercial and residential	1 bonus d.u. per 10 below grade parking spaces provided up to a maximum of 50 bonus d.u.
Senior Housing	Senior housing, assisted living	1 bonus d.u. per 3 senior housing units provided up to a maximum of 70 bonus d.u.
Civic Use Dedication	Library, public safety, school facilities; recreation center, etc.	2 bonus d.u. per 1,000 sq. ft. of developable land dedicated for civic uses up to a maximum of 100 bonus d.u., subject to a three-party written agreement with the applicable governmental agency and the City
Civic Use Structures	Commercial shell structures suitable for civic uses	10 bonus d.u. per 1,000 sq. ft. of commercial grade structure built for and dedicated to approved civic uses up to a maximum of 150 bonus d.u., subject to a three-party written agreement with the applicable governmental agency and the City
Transfer of Development Rights (TDRs)	As specified in the Summit Place subarea plan	Maximum of 200 bonus d.u. at a one-to-one ratio; one bonus dwelling unit for each qualifying TDR.
Total		630 maximum bonus units may be achieved.

(Ord. O-11-439 § 1).